DMP2021001 Z2021050 BOS REPORT_SPLIT_PART2.PDF

Maricopa County — Formal (2022-03-09)

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White Tank Foothills
White Tank Foothills
Project Narrative
Zoning Case Number Z2021050
RUPD Zone Change with Overlay
Submitted to:
Maricopa County
Planning and Development Department
301 West Jefferson Street
Phoenix, AZ 85003
WKSubmittal
January 26, 2022

Page 2
White Tank Foothills: Project Narrative
Project Team
Overall Site Data
Client:
Phil DeAngelis
Northern Citrus, LLP
6201 E. Quartz Mountain Rd.
Paradise Valley, AZ 85253
pdangelis@craltd.com
Planner/ Landscape Architect:
Andy Baron
310 East Rio Salado Parkway
Tempe, Arizona 85281
P: 480) 530-0077
andy.baron@ablastudio.com
Legal:
Ed Bull
1850 North Central Avenue,
Suite 1700
Phoenix, Arizona 85004
P: (602) 274-7611
ebull@bcattorneys.com
Rezone Site Data
Project Location:
Northwest corner of Northern Avenue and Citrus Road
Request:
Rezoning
General Plan Designation:
Large Lot Residential (1-2)
Existing Zoning:
R1-6 RUPD PAD, R1-7 RUPD PAD, R1-8 RUPD PAD, R1-18 RUPD PAD, RU-43 PAD
Proposed Zoning:
R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-10 RUPD
Existing Use:
Single-Family Residential and Undeveloped Land
Proposed Use:

No Change
Gross Area:
640.62 ac.
Maximum Proposed Dwelling Units: 1,630 Dwelling Units
Maximum Proposed Density:
2.54 D.U./ ac.
Approximate Open Space:
102.66 ac.
Project Location:
Northwest corner of Northern Avenue and Citrus Road
Request:
Rezoning
General Plan Designation:
Large Lot Residential (1-2)
Existing Zoning:
R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-18 RUPD, and RU-43 PAD
Proposed Zoning:
R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-10 RUPD
Existing Use:
Agricultural Land
Proposed Use:

Single Family Residential
Phase 3 Boundary:
245.18 ac.
Gross Area:

232.28 ac.
Net Area:
222.92 ac.
Maximum Proposed Dwelling Units: 654 Dwelling Units
Maximum Proposed Density:
2.67 D.U./ ac.
Approximate Open Space:
50.36 ac.
PROJECT
SITE
W GLENDALE AVENUE
W NORTHERN AVENUE
W OLIVE AVENUE
W PEORIA AVENUE
N CITRUS RD
R
N CITRUS RD
N CITRUS RD
N COTTON LN
T
N COTTON LN
N COTTON LN
AZ STATE ROUTE 303
A
3
AZ STATE ROUTE 303
AZ STATE ROUTE 303
N PERRYVILLE ROAD
N PERRYVILLE ROAD
N PERRYVILLE ROAD

Page 3
White Tank Foothills: Project Narrative
1. Executive Summary
The White Tank Foothills master-planned community ("White Tank Foothills") is approximately 640 acres
located in Maricopa County ("the County"). This application from Northern Citrus, LLP is requesting an
amendment to the zoning of White Tank Foothills. The amendment focuses on existing Phase 3 (Parcels
3.11, 3.12, 3.13, and 3.14). The amendment will rezone 232.28 gross acres (222.92 net acres) from R1-6 RUPD
PAD, R1-7 RUPD PAD, R1-8 RUPD PAD, R1-18 RUPD PAD, and RU-43 PAD to R1-6 RUPD PAD, R1-7 RUPD PAD,
R1-8 RUPD, and R1-10 RUPD PAD, to allow a single-family community located at the northwest corner
of Citrus Road and Northern Avenue in White Tank Foothills Phase 3. The rezoning of Phase 3 will be
exclusive of the City of Surprise lift station, EPCOR well site, or White Tank Foothills HOA property ("the
Site"). The Site is proposing 654 dwelling units (2.67 du/ac) within Phase 3, which will increase the overall
number of lots within White Tank Foothills to 1,630 with an overall density of 2.54 du/ac. The current
entitlements are 1,381 lots for an overall density of 2.16 du/ac. The proposed zoning districts will create
additional housing options in the area and will transition densities between Phases 1 and 2 to the north
and the adjacent properties south of the Northern Avenue. The requested RUPD/PAD amendment will be
accompanied by a DMP amendment application, which will be submitted and processed concurrently.
Approval of this zoning request and amendment to the RUPD development standards will allow the Site to
continue to be developed as a high-quality residential community, which will be an attractive presence in
ĴìÐīÐĊÌÅÐĴĴÐīīÐŪÐÆĴÆķīīÐĊĴìďĉÐďœĊÐīĊÐÐÌĮĊÌĉīāÐĴÆďĊÌðĴðďĊĮœìðăÐĉðĴðæĴðĊæðĉĨÆĴĮďĊ
the existing homes south of the Site. Careful consideration has gone into planning White Tank Foothills.
ďĉĨăÐĴðďĊďåĴìðĮũĊăĨìĮÐœðăăÆīÐĴÐĮķĨÐīðďīÆďĉĉķĊðĴřĴìĴðĮĴĴīÆĴðŒÐăřÌÐĮðæĊÐÌȤăķĮìăř
ăĊÌĮÆĨÐÌœðĴìĊĴðŒÐĊÌÌÐĮÐīĴÌĨĴÐÌĨăĊĴðĊæȤĮðæĊðũÆĊĴĉďķĊĴĮďåďĨÐĊĮĨÆÐĊÌÆďĉĉďĊ
areas, and provides a new and diverse opportunity for home ownership in this area of the County.
White Tank Foothills Comparison Table
Phase
Gross Acreage
Total Units
Gross Density
Open Space
Approved
Previously Amended
Proposed
Approved
Previously Amended
Proposed
Approved
Proposed
1
250.58
674 D.U.
N/A
N/A
2.69 D.U./
AC.
N/A
N/A
19.50 AC.
N/A
2
144.86
311 D.U.
302 D.U.
N/A
2.15 D.U./AC.
2.08 D.U./
AC.
N/A
32.80 AC.
N/A
3
245.18
396 D.U.
387 D.U.
654 D.U.
1.62 D.U./AC.
1.58 D.U./
AC.
2.67 D.U./
AC.
45.00 AC.
50.36 AC.
Total
640.62
1,381 D.U.
1,363
D.U.
1,630 D.U.
2.16 D.U./AC.
2.13 D.U./
AC.
2.54 D.U./
AC.
97.30 AC.
102.66 AC.

Page 4
White Tank Foothills: Project Narrative
2. Location Description
White Tank Foothills is located within Western
Maricopa County. The 232.28 gross acre Site
is a portion of the overall approximately
640-acre White Tank Foothills. The Site is
currently undeveloped land being used for
agricultural
purposes.
To
the
north
and
northeast are Phases 1 and 2 of White Tank
Foothills, which have been completed or are
currently under construction.
White Tank Foothills is located approximately 2.4
miles west of Arizona State Route 303 and 6.2 miles
north of Interstate 10, both of which connect the
Site to the greater Phoenix metropolitan area. The
primary access to the Site is through the White
Tank Mountain Boulevard within Phases 1 and 2,
which connects to +DUPRQW'ULYH and 183rd Avenue.
From there the roads connect to Olive Avenue and
Citrus Road. There are intentionally no access
points into the White Tank Foothills community
from Northern Avenue as was agreed to in the
original RUPD/PAD zoning case (Condition ‘g’ of
DMP200002).
SITE
W GLENDALE AVENUE
W NORTHERN AVENUE
W OLIVE AVENUE
W PEORIA AVENUE
N CITRUS RD
R
N CITRUS RD
N CITRUS RD
N COTTON LN
T
N COTTON LN
N COTTON LN
AZ STATE ROUTE 303
A
3
AZ STATE ROUTE 303
AZ STATE ROUTE 303
N PERRYVILLE ROAD
N PERRYVILLE ROAD
N PERRYVILLE ROAD

Page 5
White Tank Foothills: Project Narrative
3. Site Analysis
3.1 Existing Land Uses and Zoning
The White Tank Foothills Development Master Plan (DMP200002) was approved by the Board of Supervisors
(BOS) on August 22, 2001. On July 2, 2003, the BOS approved a Major Amendment to the DMP for White
Tank Foothills (DMP2002006) and Rezoning (Z2000136). The 2003 RUPD and DMP amendment covered
approximately 640 acres and included approximately 482 acres of Small Lot Residential Use with a range
of zoning districts from R1-6 RUPD to R1-8 RUPD and lot sizes ranging from 6,000 square feet to 10,500
square feet; approximately 101 acres of Rural Residential Use with R1-18 RUPD zoning and lot sizes at
18,000 square feet; a 10-acre park; a 15-acre school site; 21.59 acres of Community Commercial (Parcel
1.1); and 8.45 acres of Neighborhood Commercial (Parcel 1.4). The total number of lots approved for White
Tank Foothills was 1,381 single-family residential units at a density of 2.16 du/acre.
In 2005, a second RUPD amendment was approved to address development standards (Z2000136). The
purpose of the amendment was to address the location of the front setback in relation to the minimum
required lot width for each non-standard lot. A third RUPD DMP amendment was approved in 2014 by
the BOS (Z2013078). The 2014 amendment changed the commercial zoning on Phase 1 Parcels 1.1 and
1.4 to residential zoning. Phase 1 Parcels 1.1 and 1.4 were rezoned from commercial to R1-6 which added
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residential yield to 1,363 units, an approximate density of 2.13 du/acre. Since the 2014 RUPD approval,
Phase 1 is mostly developed with the exception of Parcels 1.1 and 1.4, Phase 2 is in the process of being
developed, and Phase 3 remains undeveloped.

Page 6
White Tank Foothills: Project Narrative
3.2 Relationship to Surrounding Properties
To the north and east of White Tank Foothills Phase 3 are White Tank Foothills Phases 1 and 2 which
consist of existing single-family homes as well as homes still under construction that are zoned R1-6
RUPD PAD and R1-7 RUPD PAD. To the south and the southeast, across Northern Avenue, are single-
family homes zoned RU-43. West of the Site, across the Perryville Road Alignment, is Zanjero Trails which
is currently undeveloped and zoned R1-6 RUPD PAD and R1-8 RUPD PAD. The General Plan Land Use
ÆăĮĮðũÆĴðďĊĮȤĨĨīďŒÐÌ#TqOĊÌĮÐĮȤÐŘðĮĴðĊæšďĊðĊæĊÌķĮÐĮåďīĴìÐÌþÆÐĊĴĨīÆÐăĮȤīÐăðĮĴÐÌ
in the “Surrounding Land Use Table” below.
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current needs and homebuyer desire while meeting the White Tank and Grand Avenue Area Plan’s vision.
Table 1: Existing Conditions Summary
Surrounding Land Use Table
Direction
General Plan Land Use
Category
Approved DMP
Land Use Category
Existing Zoning
Existing Use
Site/Phase 3
Large Lot Residential
(1-2 D.U./AC.)
Small Lot Residential,
Rural
R1-6 RUPD PAD, R1-7 RUPD
PAD, R1-8 RUPD PAD, R1-18
RUPD PAD, RU-43 PAD
Undeveloped Land
North
Large Lot Residential
(1-2 D.U./AC.)
Small Lot Residential,
Rural
R1-6 RUPD PAD, R1-7 RUPD
PAD, R1-8 RUPD PAD, RU-43
PAD
Single-family homes
(Phases 1 and 2)
South, across
Northern
Avenue
Large Lot Residential
(1-2 D.U./AC.)
N/A
RU-43
Large lot single-
family homes
East, across
Citrus Road
Large Lot Residential
(1-2 D.U./AC.)
N/A
RU-43
Large lot single-
family homes
West, across
Perryville
Road
Alignment
Small Lot Residential
(2-5 D.U./AC.)
N/A
R1-6 RUPD PAD, R1-8 RUPD
PAD
Undeveloped Land
(Zanjero Trails)

Page 7
White Tank Foothills: Project Narrative
4. Plan Description
4.1 Proposed Zoning
This request proposes to modify the zoning and development standards for the Site. The request proposes
to rezone the Site from R1-6 RUPD PAD, R1-7 RUPD PAD, R1-8 RUPD PAD, R1-18 RUPD PAD, and RU-43 PAD
to R1-6 RUPD PAD, R1-7 RUPD PAD, R1-8 RUPD, and R1-10 RUPD PAD. Modifying the zoning for Parcels
3.11 through 3.19 will create a wider variety of lot sizes and housing choices, as well as a better density
transition to adjacent sites. The Site will primarily consist of R1-6 RUPD PAD zoning with a small portion
of R1-7 RUPD PAD zoning at the southern end of the Site adjacent to White Tank Mountain Boulevard. The
proposed R1-8 RUPD zoning will only be located in Parcel 3.11. The proposed R1-10 RUPD PAD zoning will
be adjacent to Northern Avenue and Citrus Road. The R1-10 RUPD PAD zoning will provide a buffer and
density/intensity transition between the Site and the adjacent existing large lot single-family residences.
As indicated in the following Proposed Land Use Plan Table, this application does not propose any
changes to the zoning districts for Phases 1 and 2 of White Tank Foothills. The only amendments to the
wðĴÐīÐåďīìðĴÐ}Ċā9ďďĴìðăăĮqìĮÐǬĴìÐĨīďĨďĮÐÌĉďÌðũÆĴðďĊĮĴďĴìÐtq#šďĊðĊæĊÌÌÐŒÐăďĨĉÐĊĴ
standards in order for the proposed site plan to improve density transitions within the local context.
The proposed changes are necessary to provide a wider variety of lot sizes and housing choices,
including 5,750 square feet, 6,600 square feet, 7,200 square feet, 9,000 square feet, and 10,350 square
feet. The changes proposed to the Site under this rezoning increases the number of lots in Phase 3 from
387 to 654, a density of 2.67 du/ac. This proposal slightly increases the overall White Tank Foothills lot
count from 1,363 to 1,630 units, an overall density to 2.54 du/ac.

Page 8
White Tank Foothills: Project Narrative
Proposed Land Use Plan Table
PHASE
PARCEL
LAND USE CATEGORY
GROSS
ACREAGE
MAX.
UNITS
ALLOWED
TOTAL UNITS
PREVIOUSLY
APPROVED
TOTAL
UNITS
PROPOSED
GROSS
DENSITY
PROPOSED
ZONING
1
PARCEL
1.1
SMALL LOT RESIDENTIAL
21.58 AC.
108 D.U.
72 D.U.
N/A
3.34 D.U./AC.
R1-6 RUPD
1
PARCEL
1.3
SMALL LOT RESIDENTIAL
31.03 AC.
155 D.U.
105 D.U.
N/A
3.38 D.U./AC.
R1- 6 RUPD
1
PARCEL
1.4
SMALL LOT RESIDENTIAL
8.44 AC.
42 D.U.
23 D.U.
N/A
2.73 D.U./AC.
R1-6 RUPD
1
PARCEL
1.5
SMALL LOT RESIDENTIAL
34.23 AC.
171 D.U.
80 D.U.
N/A
2.34 D.U./AC.
R1-8 RUPD
1
PARCEL
1.6
SMALL LOT RESIDENTIAL
26.39 AC.
132 D.U.
85 D.U.
N/A
3.22 D.U./AC.
R1-7 RUPD
1
PARCEL
1.7
SMALL LOT RESIDENTIAL
28.52 AC.
132 D.U.
95 D.U.
N/A
3.33 D.U./AC.
R1-6 RUPD
1
PARCEL
1.8
PARK
9.96 AC.
N/A
RURAL 43
1
PARCEL
1.9
SMALL LOT RESIDENTIAL
45.28 AC.
226 D.U.
106 D.U.
N/A
2.34 D.U./AC.
R1-7 RUPD
1
PARCEL
1.10
SMALL LOT RESIDENTIAL
45.15 AC.
224 D.U.
108 D.U.
N/A
2.39 D.U./AC.
R1-8 RUPD
2
PARCEL
2.15
SCHOOL
15.01 AC.
N/A
R1-8 RUPD
2
PARCEL
2.16
SMALL LOT RESIDENTIAL
42.27 AC.
208 D.U.
80 D.U.
N/A
1.89 D.U./AC.
R1-8 RUPD
2
PARCEL
2.17
SMALL LOT RESIDENTIAL
45.29 AC.
228 D.U.
104 D.U.
N/A
2.30 D.U./AC.
R1-7 RUPD
2
PARCEL
2.18
SMALL LOT RESIDENTIAL
42.29 AC.
215 D.U.
118 D.U.
N/A
2.79 D.U./AC.
R1-6 RUPD
3
PARCEL
3.11
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
38.96 AC.
99 D.U.
81 D.U.
51 D.U.
1.31 D.U./AC.
R1-8 RUPD/
R1-10 RUPD
3
PARCEL
3.12
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
27.60 AC.
85 D.U.
86 D.U.
58 D.U.
2.10 D.U./AC.
R1-6 RUPD/
R1-10 RUPD
3
PARCEL
3.13
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
23.74 AC.
86 D.U.
105 D.U.
63 D.U.
2.65 D.U./AC.
R1-7 RUPD/
R1-10 RUPD
3
PARCEL
3.14
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
27.08 AC.
135 D.U.
115 D.U.
88 D.U.
3.25 D.U./AC.
R1-6 RUPD/
R1-10 RUPD
3
PARCEL
3.15
SMALL LOT RESIDENTIAL
25.46 AC.
126 D.U.
85 D.U.
3.34 D.U./AC.
R1-6 RUPD
3
PARCEL
3.16
SMALL LOT RESIDENTIAL
21.47 AC.
110 D.U.
74 D.U.
3.45 D.U./AC.
R1-6 RUPD
3
PARCEL
3.17
SMALL LOT RESIDENTIAL
29.06 AC.
118 D.U.
83 D.U.
2.86 D.U./AC.
R1-7 RUPD
3
PARCEL
3.18
SMALL LOT RESIDENTIAL
21.36 AC.
111 D.U.
87 D.U.
4.07 D.U./AC.
R1-6 RUPD
3
PARCEL
3.19
SMALL LOT RESIDENTIAL
30.46 AC.
120 D.U.
65 D.U.
2.13 D.U./AC.
R1-7 RUPD
PHASE 3 TOTAL
654 D.U.
2.67 D.U./AC.
WHITE TANKS OVERALL TOTAL
640.63
AC.
2,831 D.U.
1,363 D.U.
1,630 D.U.
2.54 D.U./AC.
1
PARCEL
1.1
SMALL LOT RESIDENTIAL
21.58 AC.
108 D.U.
72 D.U.
N/A
3.34 D.U./AC.
R1-6 RUPD
1
PARCEL
1.3
SMALL LOT RESIDENTIAL
31.03 AC.
155 D.U.
105 D.U.
N/A
3.38 D.U./AC.
R1- 6 RUPD
1
PARCEL
1.4
SMALL LOT RESIDENTIAL
8.44 AC.
42 D.U.
23 D.U.
N/A
2.73 D.U./AC.
R1-6 RUPD
1
PARCEL
1.5
SMALL LOT RESIDENTIAL
34.23 AC.
171 D.U.
80 D.U.
N/A
2.34 D.U./AC.
R1-8 RUPD
1
PARCEL
1.6
SMALL LOT RESIDENTIAL
26.39 AC.
132 D.U.
85 D.U.
N/A
3.22 D.U./AC.
R1-7 RUPD
1
PARCEL
1.7
SMALL LOT RESIDENTIAL
28.52 AC.
132 D.U.
95 D.U.
N/A
3.33 D.U./AC.
R1-6 RUPD
1
PARCEL
1.8
PARK
9.96 AC.
N/A
RURAL 43
1
PARCEL
1.9
SMALL LOT RESIDENTIAL
45.28 AC.
226 D.U.
106 D.U.
N/A
2.34 D.U./AC.
R1-7 RUPD
1
PARCEL
1.10
SMALL LOT RESIDENTIAL
45.15 AC.
224 D.U.
108 D.U.
N/A
2.39 D.U./AC.
R1-8 RUPD
2
PARCEL
2.15
SCHOOL
15.01 AC.
N/A
R1-8 RUPD
2
PARCEL
2.16
SMALL LOT RESIDENTIAL
42.27 AC.
208 D.U.
80 D.U.
N/A
1.89 D.U./AC.
R1-8 RUPD
2
PARCEL
2.17
SMALL LOT RESIDENTIAL
45.29 AC.
228 D.U.
104 D.U.
N/A
2.30 D.U./AC.
R1-7 RUPD
2
PARCEL
2.18
SMALL LOT RESIDENTIAL
42.29 AC.
215 D.U.
118 D.U.
N/A
2.79 D.U./AC.
R1-6 RUPD
EXISTING, REFER TO APPROVED LAND USE PLAN
NO PROPOSED CHANGES

Page 9
White Tank Foothills: Project Narrative
Phase 3 RUPD Comparison Development Standards Table
Development
Standards
Approved
R1-6 RUPD
Proposed
R1-6 RUPD
Approved
R1-7 RUPD
Proposed
R1-7 RUPD
Approved
R1-8 RUPD
Proposed
R1-8 RUPD
%DVH
R1-10 RUPD
Proposed
R1-10 RUPD
Maximum Height
30'
30'
30'
30'
30
30
N/A
30'
Minimum Front
Yard
10'
10'
10'
10'
10'
10'

10'
Minimum Side
Yard
5'
5'
5'
5'
5'
5'

5'
Minimum Street
Side Yard
5'
5'
5'
5'
5'
5'

5'
Minimum Rear
Yard
20'
15'
20'
15'
20'
15'

20'
Minimum Lot Area
(SF)
5,500
5,175
6,600
6,600
8,000
8,000
ǡ
10,000
Minimum Width
50'

60'
55'
70'
70'

75
Average Lot Area
per Dwelling Unit
(SF)
6,000
5,175
7,000
6,600
8,000
8,000
ǡ
10,000
Maximum Lot
Coverage
45%
60%
45%
60%
45%
60%

50%
Distance Between
Buildings on
Same Lot
1$'
1$
1$
1$
1$
1$
N/A
1$
Parking Spaces
per Dwelling Unit
2
2
2
2
2
2

2
* Yards along each street side of corner lots shall have a width equal to not less than half the depth of the required front yard.
(1) The minimum front yard setback (or front yard) line for all "irregular" or non-rectangular shaped lots shall be established at the distance
between the front property line and a line parallel to the street chord at the point where said line achieves the minimum lot width but in no
case shall be less than minimum prescribed front yard line for each zoning district.
4.3 Circulation
4.3.1 Vehicular Circulation
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and a sixty-foot (60’) collector street as its street network. Access to the overall White Tank Foothills
development is from the adjacent arterial street network from the following locations: one
location along Olive Avenue at 183rd Avenue and a second location along Citrus Road at +DUPRQW
'ULYH, both of which are existing and intersect White Tank Mountain Boulevard. According to Condition
‘g’ of Z200002, Northern Avenue will not include any vehicular access points to the White Tank
Foothills development per a previous agreement in the original PAD zoning case.

Page 10
White Tank Foothills: Project Narrative
4.3.2 Pedestrian Circulation
The pedestrian paths and trail system for the Site are designed to provide for non-motorized circulation
within the community. This will be achieved by using both sidewalks and concrete trails to create a
network of routes through the community. Paved sidewalks along roadways are the primary form of
pedestrian connectivity for the Site. Arterial streets including Northern Avenue, Citrus Road, and Perryville
Road Alignment will be accompanied by ten-foot (10') detached concrete sidewalks that will connect
ĴìÐwðĴÐĴďĮķīīďķĊÌðĊæĊÐðæìÅďīìďďÌĮȣăăīÐĮðÌÐĊĴðăĮĴīÐÐĴĮœðăăìŒÐũŒÐȸåďďĴȲǮɉȳĴĴÆìÐÌÆďĊÆīÐĴÐ
ĮðÌÐœăāĮďĊÅďĴìĮðÌÐĮďåĴìÐīďÌȣ}ìÐÆďăăÐÆĴďīīďÌȤìðĴÐ}ĊāTďķĊĴðĊďķăÐŒīÌȤœðăăìŒÐũŒÐȸ
foot (5') detached concrete sidewalks on both sides of the road. These sidewalks will connect to, and be
a continuation of, the existing detached sidewalks along the developed portion of White Tank Mountain
Boulevard in Phases 1 and 2. Further, an eight-foot (8') concrete trail along the north/northeast boundary
of the Site, will serve as a connection from the Site to the dedicated school site in Phase 2 and the 10-acre
White Tank Foothills Park in Phase 1. As described, the planned pedestrian circulation system facilitates
open space, sidewalk, and trail connections to amenities and destinations in all Phases of White Tank
Foothills. The increased pedestrian and bicycle activity will provide opportunities for social interaction
and a stronger sense of community within the overall White Tank Foothills development.
4.4 Development Schedule (Phasing)
It is anticipated that the project will be built in multiple phases due in part to market absorption. Sub-
phases may be considered to accommodate infrastructure construction and the construction of model
ìďĉÐÆďĉĨăÐŘÐĮȣAĴðĮĊĴðÆðĨĴÐÌĴìĴqìĮðĊæqăĊĮĨÐÆðũÆĴďĴìðĮOĊÌqăĊœðăăÅÐĨīďŒðÌÐÌÌķīðĊæ
the Preliminary Plat submittal process.
4.5 Open Space and Landscape
White Tank Foothills was approved to have a minimum of 97.30 acres of open space, 45 acres for Phase
3. This application proposes to provide an additional 4.35 acres of open space for Phase 3, increasing
the Phase 3 open space total to 50.36 acres and the overall White Tank Foothills open space to 101.65
acres. These open spaces will be maintained by the community’s HOA.
The open space system will provide active and passive recreational areas, access to an off-site park,
ĮœÐăăĮĨīďŒðÌÐÌīðĊæÐĊÌīÐĴÐĊĴðďĊåďīĴìÐÆďĉĉķĊðĴřȣðĴìðĊĴìÐďĨÐĊĮĨÆÐĮřĮĴÐĉīÐũŒÐȲǮȳ
separate pocket parks accessible by a network of sidewalks making each park conveniently located for
residents to experience and explore. Landscape will provide shade for the walks, amenities, and buffer
adjacent residential lots.
In addition to Phase 3 open spaces, the Site is conveniently located within walking and biking distance
to Phase 1 and Phase 2 of White Tank Foothills, which have similar open spaces including a 10-acre
neighborhood park in Phase 1. Further, all originally approved RUPD and DMP residential open space
and landscape standards, requirements, and theming elements will be maintained and utilized for the
amended parcels within Phase 3.

Page 11
White Tank Foothills: Project Narrative
4.5.1 Pocket Parks
}ìÐũŒÐȲǮȳĨďÆāÐĴĨīāĮīÐĊÐĮĴăÐÌœðĴìðĊĴìÐĨīÆÐăĮĴìīďķæìďķĴĴìÐwðĴÐĊÌĨīðĉīðăřåīďĊĴďĊĴď
streets and/or are adjacent to lots. Sidewalk connections are provided through the open space system
and nearby attached or detached sidewalks. Installation of each pocket park will correspond with
adjacent parcel development.
The amenities provided within each of the pocket parks are programmed to complement the existing
character established within White Tank Foothills. Each park is anticipated to be built with the following
ĉÐĊðĴðÐĮȥĮìÌÐīĉÌĊÌœďďÌũÅÐīĴďĴăďĴœðĴìĮìÌÐÌĮÐĴðĊæĊÌďĴìÐīĮðĴÐåķīĊðĮìðĊæĮĴď
complement the intended use. An off-site pocket park located within Phase 3 will provide a pair of pickle
ÅăăÆďķīĴĮœðĴìĮìÌÐÌĮÐĴðĊæȤĊīÐÌÐÌðÆĴÐÌĴďĴķīåŒďăăÐřÅăăȤĊÌæīďķĨīĉÌĊÌœďďÌũÅÐī
tot lot. Further, each pocket park will be located within a quarter-mile radius of a park or open space
amenity area
}ìÐũĊăăďÆĴðďĊďåĴìÐĉÐĊðĴðÐĮðĊÆăķÌðĊæĴìÐĨĴìœřĮœðĴìðĊĴìÐwðĴÐīÐĮķÅþÐÆĴĴďÆìĊæÐÅĮÐÌ
ķĨďĊĉďīÐÌÐĴðăÐÌÐĊæðĊÐÐīðĊæĊÌĨăĊĊðĊæĮÆďĉĨăÐĴÐÌĴìīďķæìĴìÐĨīÐăðĉðĊīřĊÌũĊăĨăĴ
processes. Only minimal lighting is proposed for the pocket parks and/or amenities given the proximity
to the White Tank Mountains and general concerns regarding light pollution. Lighting within pocket parks
and/or amenities is recommended to meet Crime Prevention Through Environmental Design (CPTED)
general safety practices but, at a minimum, shall have shielded 3’ high bollard lighting where applicable.
4.5.2 Entry Features and Monumentation
The Parcel Entry Sign Wall is a direct interpretation of the Parcel Entry Sign Wall at the existing White Tank
Foothills community with the intent to be a seamless transition from the existing community to the Site.
Due to the location of the Site in relation to the existing White Tank Foothills community, no other entry
features, signage, or monumentation will be provided. Existing Primary Sign Walls are located at the
arterial streets, Citrus Road and Olive Avenue as the Site is only accessible from Citrus Road or Olive
Avenue.
4.6 Schools
}ìÐìðĴÐ}Ċā9ďďĴìðăăĮÆďĉĉķĊðĴřðĮœðĴìðĊĴìÐ#řĮīĴĊðũÐÌwÆìďďă#ðĮĴīðÆĴœðĴìĴìÐÆķīīÐĊĴĊÐīÐĮĴ
public schools:
x
Mountain View School (PreK to 8th Grade)
x
Shadow Ridge High School (9th to 12th Grade)
x
15-acre elementary school site has been dedicated to Dysart School District within Phase 2 of
the White Tank Foothills community. The dedicated school site has not been developed at the
time of this amendment.

Page 12
White Tank Foothills: Project Narrative
4.7 Existing Public Recreation Areas
To the northwest of the site lies the spectacular White Tank Mountain Regional Park, one of the largest
regional parks in all of Maricopa County at 29,572 acres that features rugged mountain terrain, gentle
foothills, open valley views, and a network of trails that lead to some of the most spectacular views in
the Phoenix metropolitan area. The regional park includes areas for camping, picnics, volleyball, an
extensive network of hiking and biking trails, and a seasonal waterfall is accessible via hike during the
rainy season. The park offers an array of recreational and educational events on a regular basis including
a starry night hike that visitors can enjoy unparalleled views of the city lights and the night sky.
4.8 Existing Libraries
The award-winning White Tank Library and Nature Center (that also is a trailhead for accessing the
White Tank Mountain Regional Park) is approximately four (4 miles) to the northwest from the Site. This
29,000 square foot library has a collection capacity of 35,000 books and has unparalleled panoramic
views of the White Tank Mountains.
4.9 Public Utilities and Services
The development of the Site of White Tank Foothills with its revised proposed density will not make any
ĮðæĊðũÆĊĴÆìĊæÐĮĴďĴìÐÐŘðĮĴðĊæķĴðăðĴřĮřĮĴÐĉĮÆďĊĮĴīķÆĴÐÌœðĴìĴìÐÐīăðÐīĨìĮÐĮďåĴìðĮÌÐŒÐăďĨĉÐĊĴȣ
The parcels will be joined to, and become an extension of, the existing developed utility systems while
ĉðĊĴðĊðĊæĴìÐðīĨĨīďŒÐÌÌÐĮðæĊĮĴĊÌīÌĮȤīÐĪķðīÐĉÐĊĴĮȤĊÌĮĨÐÆðũÆĴðďĊĮďåĴìďĮÐĮřĮĴÐĉĮȣ
Updated reports will be submitted with the Preliminary Plat.
4.9.1 Dry Utilities
•
}ìÐÌÐŒÐăďĨĉÐĊĴðĮĮÐīŒðÆÐÌåďīOœ'ĊåďīÆÐĉÐĊĴÅřĴìÐTīðÆďĨďķĊĴřwìÐīīðååɃĮZŬÆÐȲTwZȳȣ
•
Fire Protection is covered by the Rural Metro Fire Department.
•
Power is provided by Arizona Public Service (APS) which for the Site will have existing infrastructure
extended for utility mainline and services provided for each lot.
•
Natural Gas service is provided by Southwest Gas (SW Gas).
•
Cable and Telephone services are provided by Cox Communications and Century Link. The Site
will have existing infrastructure extended for utility mainline and services provided for each lot.

Page 13
White Tank Foothills: Project Narrative
4.9.2 Refuse
Solid Waste Services are provided by Waste Management or other independent solid waste service
company whose franchise application is approved by the Homeowner’s Association.
4.9.3 Water
The White Tank Foothills Master Planned community is serviced by the EPCOR Water Company. EPCOR
has existing infrastructure in the White Tank Foothills master-planned community and directly adjacent
to the Site. As part of previous infrastructure agreements, the neighboring Cortessa Master Planned
community and White Tank Foothills together set aside four (4) joint-use well and treatment sites for
the combined master-planned communities. The location of the four well sites is included as part of
the overall water infrastructure. Of the wells, two (2) fully developed wells are in Cortessa, one (1) is fully
developed in White Tank Foothills. The well site labeled as number (4) is a no-development (currently
undeveloped) obligation well site, though it has been dedicated to EPCOR for their development of a future
well site. For the waterline infrastructure, the Site will connect at four (4) locations to existing EPCOR
infrastructure: to the existing twelve-inch (12”) water line within White Tank Mountain Boulevard (which
is an existing waterline stub to the Phase 3 development from the northwest), the existing twelve-inch
(12”) line in Seldon Lane (via eight-inch (8”) water stub provided to Phase 3 of the development in 181st
Avenue), to the existing eighteen-inch (18”) line in Citrus Road (which will be a new waterline tap servicing
the Site), and a supplemental connection to an existing six-inch (6”) waterline in Northern Avenue at the
Perryville Road alignment intersection. This last connection will be a twelve-inch (12”) line that runs
from White Tank Mountain Boulevard to the Northern Avenue and Perryville Road intersection location.
Upgraded waterline in Northern Avenue will be provided by EPCOR. Water demand calculations for the
project will be based on system design criteria of the EPCOR design standards. The system is designed
to maintain normal operation pressures of forty (40) psi minimum, and one hundred (100) psi maximum.
ĊÌÐīũīÐŪďœÆďĊÌðĴðďĊĮȤĴìÐīÐœðăăÅÐīĴÐÌåďīǪȤǩǩǩȸæĨĉũīÐŪďœœðĴìďķĴĨīÐĮĮķīÐĮåăăðĊæÅÐăďœ
twenty (20) psi.
Flow Tests
Hydrant Flow Data has been obtained to use in modeling the project site.
Proposed Site Improvements
On-site, the project will be supported by looped systems of eight-inch (8”) waterlines (depth and material
ðĊÆÆďīÌĊÆÐœðĴì'qZtĮĴĊÌīÌĮȳœìðÆìœðăăĮķĨĨăřĴìÐĨďĴÅăÐĊÌũīÐĮřĮĴÐĉÌÐĉĊÌĮďåĴìÐ
development. Each residential lot platted with the project will be serviced and metered for domestic
œĴÐīœðĴìŪďœĊÌĨīÐĮĮķīÐÆīðĴÐīðœðĴìðĊĴìÐĨĨīďŒÅăÐīĊæÐĮďåĴìÐŪďœĊÌĨīÐĮĮķīÐĮďåĴìÐ
overall system.
Statement of Compliance with Master Plan
The Site is applying for a lot increase in the master plan to 654 total residential lots. Based on the available
existing infrastructure for the water system, the design of water sizing and routing (looping), and the
ũÐăÌȸÅĮÐÌĴÐĮĴĮȤĴìÐÌÌðĴðďĊďåĴìÐĨīďĨďĮÐÌăďĴĮīÐĉðĊĮðĊÆďĉĨăðĊÆÐœðĴìĴìÐÌÐĮðæĊĊÌåķĊÆĴðďĊ
of the water system master plan.

Page 14
White Tank Foothills: Project Narrative
4.9.4 Sewer
ZååĮðĴÐÌīðĊæÐðĮĉĊæÐÌðĊĴīÆĴåďīďååĮðĴÐŪďœĮīīðŒðĊæåīďĉĴìÐœÐĮĴðĊÆìĊĊÐăĊÐīĴìÐ
qÐīīřŒðăăÐwÐÆĴðďĊăðæĊĉÐĊĴȣ}ìðĮŪďœðĮǮǭǯÆåĮȣ}ìÐŪďœðĮÆīīðÐÌðĊĴìðĮÆìĊĊÐăĴďUďīĴìÐīĊŒÐĊķÐ
œìÐīÐīÐðĮĮÐĴĮðÌÐðĊĨīďĨďĮÐÌÌÐÌðÆĴÐÌĴīÆĴĴìĴœðăăĴīĊĮĉðĴĴìðĮŪďœðĊÆìĊĊÐăăďĊæĴìÐ
ĊďīĴìĮðÌÐďåUďīĴìÐīĊŒÐĊķÐķĊĴðăīÐÆìðĊæðĴīķĮȣZĴìÐīŪďœīīðŒÐĮĴďðĉĨÆĴĴìÐĮðĴÐďĊðĴĮĊďīĴì
ÐÌæÐÆďĉðĊæåīďĉĴìÐĊďīĴìœÐĮĴȣ}ìðĮŪďœðĮÆīīðÐÌðĊĊÐŘðĮĴðĊæÆìĊĊÐăÅÐĴœÐÐĊĴìÐqìĮÐǪĊÌ
Phase 3 parts of the master-planned community which will be designed to continue with the Phase 3.
}ìðĮďååĮðĴÐŪďœīĴÐðĮǫǫǪÆåĮȣAĊqìĮÐǬĴìÐÆìĊĊÐăœðăăÅÐÆďĊĴðĊķÐÌķĊĴðăðĴīÐÆìÐĮðĴīķĮȣĴðĴīķĮȤ
ĴìÐÆìĊĊÐăœðăăĴķīĊĴďœīÌĴìÐĮďķĴìķĊĴðăīÐÆìðĊæUďīĴìÐīĊŒÐĊķÐȣĴĴìðĮăďÆĴðďĊÅďĴìďååĮðĴÐŪďœĮ
(546 cfs and 221 cfs) meet at an offsite drainage detention basin at the northwest corner of Northern and
ðĴīķĮœìÐīÐĴìÐŪďœœðăăÌðĮÆìīæÐĴďĊÐŘðĮĴðĊæÆķăŒÐīĴÆīďĮĮðĊæðĴīķĮĊÌĊÐŘðĮĴðĊæÆìĊĊÐăÐĮĴďå
ĴìÐĨīďþÐÆĴĮðĴÐȤĴďÆīīřŪďœðĊðĴĮìðĮĴďīðÆåķĊÆĴðďĊȣ}ìÐ#īðĊæÐtÐĨďīĴåďīìðĴÐ}Ċā9ďďĴìðăăĮqìĮÐ
ǬÆÆÐĨĴĮĴìÐĉĮĴÐīȸĨăĊĊÐÌìřÌīďăďæřĊÌœðăăÆďĊũīĉìřÌīķăðÆÆĨÆðĴřœðĴììřÌīķăðÆĉďÌÐăĮďåĴìÐ
drainage corridors/channels. All drainage design is in accordance with the accepted Master Drainage
Report for White Tank Foothills Phase 2 and Phase 3.
Within the White Tank Foothills Master-planned community is Phase 3, which is the only remaining
phase of the overall community left to be platted. As already mentioned, the existing sewer collection
system for all of the Cortessa and White Tank Foothills developments is already installed. With Phases 1
and 2 of White Tank Foothills, infrastructure sewer collection systems were installed in the main access
road of the development, White Tank Mountain Boulevard. The existing collection line for Phase 3 starts
upstream in White Tank Mountain Boulevard with pipes in the collector street ranging from 8” to 12”
diameter. The downstream 12” diameter line discharges to the existing Lift Station at the southeast
corner of the Phase 3 part of the development.
The Existing Lift Station was designed and installed with the neighboring Cortessa development to the
ĊďīĴìďåìðĴÐ}Ċā9ďďĴìðăăĮȣìÐĊÆďĊĮðÌÐīðĊæĮÐœÐīŪďœĮȤĴìÐďīĴÐĮĮŪďœĮĊÌĴìÐìðĴÐ}Ċā
9ďďĴìðăăĮŪďœĮÌďĊďĴÆďĉÅðĊÐķĊĴðăĉÐÐĴðĊæĴĴìÐăðåĴĮĴĴðďĊȣ}ìÐďīĴÐĮĮďååĮðĴÐĮÐœÐīðĮÌÐĮðæĊÐÌ
with gravity lines in Olive and Citrus until arriving at the Lift Station. Beyond (downstream of) the existing
Lift Station are a 12” Force Main and the gravity transmission line that goes to the wastewater treatment
åÆðăðĴřȣUďæīŒðĴřĮřĮĴÐĉĮåīďĉďīĴÐĮĮðĊŪķÐĊÆÐĴìÐæīŒðĴřĮřĮĴÐĉĮďåìðĴÐ}Ċā9ďďĴìðăăĮȣ

Page 15
White Tank Foothills: Project Narrative
Sewer Demands
As described, sewer demands in total to the gravity system are generated by the Cortessa development
and the overall White Tank Foothills (Phases 1 – 3) development. An original master sewer study by DEA
for the overall system analysis for the collection system and lift station was prepared in 2004. A summary
of sewer demands is located in the table below, Table 1.
Table 1 – Sewer Demands (Original Master Study Criteria/Previous Master
Plan)
Development
Unit
Count
Unit Demand
Rate (gpd)
Average Daily
Flow (gpd)
Peaking
Factor
Peak Flow
(gpd)
Peak Flow
(gpm)
Cortessa
1,732
320
554,240
1.96
1,086,310
754
White Tank Foothills
Phase 1
674
320
215,680
2.17
468,026
325
White Tank Foothills
Phase 2
302
320
96,640
2.38
230,003
160
White Tank Foothills
Phase 3
387
320
123,840
2.30
284,832
198
*Commercial
Demands
ɊɊȸ
ɊɊȸ
61,710
2.50
154,275
107
School Demands
ɊɊȸ
ɊɊȸ
67,200
2.50
168,000
117
TOTALS =
1,119,310
1.83
2,048,337
1,424
Note: Lot Counts Based on approved 2014 White Tank Farms Amendment (1,363 Allowable Total Lots in White
Tank Foothills)
}ďĴăĮīÐŪÐÆĴOðåĴwĴĴðďĊ#ÐĮðæĊȣ}Z}OwīÐÅĮÐÌďĊĴìÐĮķĉĉĴðďĊďåŒÐīæÐ#ðăř9ăďœĊÌĴìÐqÐā9ăďœ
Based on the Overall Peaking Factor.
*Commercial acreage was changed in part to residential acreage as a part of the 2014 Amendment
Originally, White Tank Foothills Phase 3 was allowed for 387 residential units (as referenced in Table 1, above).
With Maricopa County, re-zoning and preliminary plat are being processed under which conditions, White Tank
Foothills Phase 3 is applying for 654 residential lots. With new City of Surprise sewer demand rates updated since
the development of Cortessa and White Tank Foothills Phases 2 and 3, Table 2 below shows the sewer demands
of the additional proposed lots under the re-zoning, and as an update to the White Tank Foothills master plan.

Page 16
White Tank Foothills: Project Narrative
Table 2 – Sewer Demands (New Lot Count White Tank Foothills Phase 3)
Development
Unit
Count
Unit Demand
Rate (gpd)
Average Daily
Flow (gpd)
Peaking
Factor
Peak Flow
(gpd)
Peak Flow
(gpm)
Cortessa
1,732
210*
363,720
1.97
716,528
498
White Tank Foothills
Phase 1
674
210*
141,540
2.18
308,557
214
White Tank Foothills
Phase 2
302
210*
64,050
2.38
152,439
106
White Tank Foothills
Phase 3
654
210*
137,340
2.18
299,401
208
Commercial
Demands
ɊɊȸ
ɊɊȸ
61,710
2.50
154,275
107
School Demands
ɊɊȸ
ɊɊȸ
67,200
2.50
168,000
117
TOTALS =
835,560
1.81
1,512,364
1,053
*Demand Rate Update City of Surprise
TOTALS are based on the summation of Average Daily Flow and the Peak Flow Based on the Overall
Peaking Factor.
>ŝŌ^ƚĂƟŽŶ
}ìÐĨīďĨďĮÐÌðĊÆīÐĮÐÌÌÐĊĮðĴřĴďìðĴÐ}Ċā9ďďĴìðăăĮqìĮÐǬȲĴďǯǮǭăďĴĮȳĊÌðĴĮðĊŪķÐĊÆÐďĊĴìÐăðåĴ
station peak discharge is shown in the table above. After development of the 654 lots in Phase 3 and with
demand rates update, the total peak discharge to the existing lift station is approximately 1,100 gpm (Table
2). Separate study concluded the existing lift station can manage a cycle with a capacity of approximately
1,470 gpm. Under the scenario of the additional lots in Phase 3 and the current City of Surprise unit rates
ďåœĮĴÐœĴÐīÌÐĉĊÌȤĴìÐÐŘðĮĴðĊæăðåĴĮĴĴðďĊĊÌĨķĉĨĮÆĊĉĊæÐĴìÐĊĴðÆðĨĴÐÌĨÐāŪďœȣ
Proposed Site Improvements
The existing twelve-inch (12”) sewer line to the lift station from the White Tank Foothills development
ȲqìĮÐĮǪȸǬȳìĮĴìÐÆĨÆðĴřåďīÆďăăÐÆĴðďĊďåĴìÐæÐĊÐīĴÐÌœĮĴÐœĴÐīŪďœĮȣ
Additional density in White Tank Foothills Phase 3 (to 654 lots) does not have a negative impact in the
capacity of the area sewer collection system (on-site gravity lines, existing lift station, existing force
main, or gravity transmission line to the wastewater treatment facility).

Page 17
White Tank Foothills: Project Narrative
4.9.7 Police and Fire
qÐīĴìÐĨīÐŒðďķĮăřĮķÅĉðĴĴÐÌĨăĊĮȤĴìÐĊÐīÐĮĴĮķÅĮĴĴðďĊĮÆÆďīÌðĊæĴďTīðÆďĨďķĊĴřwìÐīðååɃĮZŬÆÐ
are located at the northeast corner of Van Buren Street and Dysart Road as well as the corner of Dysart
tďÌĊÌÐăătďÌȣÆÆďīÌðĊæĴďĴìÐtķīăTÐĴīďďīĨďīĴðďĊĴìÐĊÐīÐĮĴũīÐĮĴĴðďĊĮīÐăďÆĴÐÌĴĴìÐ
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5. Conclusion
We believe that the Site will be cohesive with the existing features and lifestyles found at the White Tank
Foothills community and meet or exceed the expectations summarized in the White Tank and Grand
Avenue Area Plan’s vision while meeting current homebuyer needs.

EPS Group, Inc. x 1130 N. Alma School Rd, Suite 120 x Mesa, AZ 85201
Tel (480) 503-2250 x Fax (480) 503-2258

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Tel (480) 503-2250 x Fax (480) 503-2258

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Tel (480) 503-2250 x Fax (480) 503-2258

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Tel (480) 503-2250 x Fax (480) 503-2258

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Tel (480) 503-2250 x Fax (480) 503-2258

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Tel (480) 503-2250 x Fax (480) 503-2258

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Tel (480) 503-2250 x Fax (480) 503-2258

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Tel (480) 503-2250 x Fax (480) 503-2258

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Tel (480) 503-2250 x Fax (480) 503-2258

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Tel (480) 503-2250 x Fax (480) 503-2258

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EPS Group, Inc. x 1130 N. Alma School Rd, Suite 120 x Mesa, AZ 85201
Tel (480) 503-2250 x Fax (480) 503-2258

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